| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 18th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1650 Park Ln, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1979 |
| Units | 64 |
| Transaction Date | 2019-04-18 |
| Transaction Price | $17,350,000 |
| Buyer | STANDARD FAIRFIELD VENTURE LP |
| Seller | ROCKWELL MANOR ASSOCIATES |
1650 Park Ln, Fairfield CA Multifamily Investment
Stabilized renter demand and full neighborhood occupancy suggest durable income potential, according to WDSuite’s CRE market data. Proximity to regional job centers and an inner-suburb location support leasing consistency for a 64-unit asset.
Located in Fairfield’s inner suburb within the Vallejo metro, the neighborhood shows full occupancy and sits above the metro median for housing fundamentals. Rents in the area have trended higher than many peer neighborhoods (nationally top quartile for contract rents), while home values are elevated, which tends to keep households engaged with multifamily options rather than ownership.
Amenity access is mixed: grocery and restaurants are around mid-metro levels, pharmacies are comparatively accessible, and parks register above national midpoints. Cafés are sparse. School ratings trend lower in the neighborhood, so underwriting should assume residents prioritize commute and value over school-driven decisions. These dynamics point to workforce-oriented demand that values convenience and price point.
Tenure data indicates a meaningful renter-occupied share in the neighborhood (near half of housing units), which expands the tenant base and supports occupancy stability. Within a 3-mile radius, population has grown modestly with a larger increase in households and a slight decline in household size; forward-looking projections indicate further population and household growth. This combination typically widens the renter pool and supports lease-up and retention, a pattern supported by WDSuite’s commercial real estate analysis.
Relative to the metro’s 98 neighborhoods, overall neighborhood standing is competitive but not top-tier, with strengths in occupancy and housing metrics and more average amenity depth. For investors, the setup favors steady operations over premium positioning, with potential to capture renters priced out of ownership in this high-cost ownership market.
Safety indicators are below national averages for this neighborhood, and the area ranks in the lower half among 98 Vallejo metro neighborhoods. Property crime levels compare unfavorably on a national basis, while violent offense rates, though also elevated relative to national norms, have moved lower year over year. Investors should weigh current conditions alongside recent improvement trends and consider standard security, lighting, and site management measures during underwriting.
Regional employers within commuting range help support a workforce renter base, with corporate offices concentrated toward the Bay Area. The following nearby employers underpin demand through diversified industries including consumer goods, energy, manufacturing, healthcare services, and technology.
- Clorox — consumer goods (32.8 miles) — HQ
- Chevron — energy (34.2 miles) — HQ
- International Paper — manufacturing & packaging (35.7 miles)
- Xerox State Healthcare — healthcare services (35.9 miles)
- Salesforce.com — technology (36.3 miles) — HQ
This 64-unit property benefits from a neighborhood with full occupancy and a renter-occupied share near half of units, indicating depth in the tenant base and support for leasing stability. Elevated home values relative to incomes point to a high-cost ownership market, which generally sustains multifamily demand and helps preserve occupancy through cycles. According to CRE market data from WDSuite, neighborhood housing and rent metrics perform above metro medians, reinforcing an operations-first thesis rather than a premium repositioning story.
Within a 3-mile radius, modest population growth, a larger uptick in households, and slightly smaller household sizes signal gradual renter pool expansion. While rent-to-income levels suggest some affordability pressure that calls for disciplined lease management, steady regional employment access and diversified industry exposure support retention. Investors should underwrite conservatively for safety perceptions and amenity depth while leaning on strong occupancy performance and durable renter demand.
- Full neighborhood occupancy and meaningful renter concentration support income stability
- High-cost ownership context reinforces reliance on rental housing and pricing power
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Regional employer access across consumer goods, energy, manufacturing, healthcare, and tech underpins demand
- Risks: below-average safety metrics and affordability pressure require active management and conservative underwriting